Estimate your VA loan payment with taxes, insurance, HOA dues and the VA funding fee. Compare $0, 5% and 10% down scenarios for free.
Free VA Loan Planning Tool
This VA mortgage calculator estimates principal, interest, taxes, insurance, HOA dues, and the VA funding fee for purchase, VA cash-out refinance, and IRRRL scenarios. You can finance the funding fee or pay it at closing, add extra monthly principal, and estimate taxes and insurance from a ZIP or state. The interactive tool loads in the browser; the tables and examples below stay in the HTML so search engines and no-JavaScript visitors can still use the page. The default example uses a 6.25% interest-rate assumption—not a live quote—and a $350,000 purchase with $0 down.
Start with loan purpose, price or balance, down payment, an interest-rate assumption, and term. That is enough to see an estimated required monthly housing payment.
Then add taxes, insurance, HOA, VA-use, and funding-fee status. Advanced closing-cost fields stay optional. Results update as you edit. Nothing here is a quote, approval, or commitment to lend.
The estimated required monthly housing payment combines principal and interest, property tax, homeowners insurance, and HOA dues. Extra principal is shown separately as planned monthly outflow.
If the VA funding fee is financed, it is added to the base loan amount first. Paying it at closing does not raise the financed balance. Ordinary closing costs are not treated as financeable into a VA purchase or construction/permanent loan in this estimate.
Most VA borrowers pay a one-time funding fee unless they are exempt. The schedule used here was verified against VA.gov on 2026-09-09 and follows the chart effective 2023-04-07.
Purchase and construction rates are the same for Veterans, active-duty service members, National Guard members, and Reserve members. Down-payment tiers do not change a VA cash-out refinance rate. IRRRL uses 0.50% unless exempt.
Exemptions may apply to certain borrowers, including qualifying recipients of VA disability compensation, certain surviving spouses receiving DIC, qualifying pre-discharge ratings, and qualifying active-duty Purple Heart recipients. Selecting a status here does not prove an exemption.
| Loan scenario | Less than 5% down | 5% to less than 10% | 10% or more |
|---|---|---|---|
| Purchase / construction — first use | 2.15% | 1.50% | 1.25% |
| Purchase / construction — subsequent use | 3.30% | 1.50% | 1.25% |
| VA cash-out refinance — first use | 2.15% | 2.15% | 2.15% |
| VA cash-out refinance — subsequent use | 3.30% | 3.30% | 3.30% |
| IRRRL (Interest Rate Reduction Refinance) | 0.50% | 0.50% | 0.50% |
| Exempt borrowers | 0% | 0% | 0% |
Funding-fee schedule verified 2026-09-09. Official source: VA.gov — Funding fee and closing costs.
These examples use a 6.25% interest-rate assumption for 30 years, $0 down, first use, and a financed 2.15% funding fee. Taxes, insurance, and HOA are not included in the table.
Eligible VA borrowers with sufficient entitlement may be able to purchase with $0 down, subject to lender qualification and property approval.
| Home price | P&I only | Funding fee (2.15%) | P&I with fee financed |
|---|---|---|---|
| $250,000 | $1,539/mo | $5,375 | $1,572/mo |
| $350,000 | $2,155/mo | $7,525 | $2,201/mo |
| $500,000 | $3,079/mo | $10,750 | $3,145/mo |
Illustrative 6.25% rate assumption updated September 9, 2026. Not a live quote. See current VA rates.
Scenario Lab compares up to three transparent assumptions—such as $0, 5%, and 10% down or 15-year versus 30-year terms—without re-entering the whole form.
A lower monthly payment is not automatically better. Compare required payment, planned outflow, cash to close, financed balance, and total interest. This tool does not recommend a scenario based on creditworthiness or underwriting judgments.
Base loan amount equals home price minus down payment. The funding fee is calculated from that base loan amount, not from the purchase price. Financed loan amount adds the fee only when you choose to finance it.
When the interest-rate assumption is greater than zero, principal and interest uses the standard fixed-rate amortization formula. When the rate is exactly zero, the payment is principal divided by the number of months. Extra principal never enters the required housing payment.
Estimated cash to close adds down payment, any funding fee paid in cash, estimated closing costs, and estimated prepaids, then subtracts seller credits, lender credits, and earnest money already paid. Those closing figures are planning assumptions you can override.
State or ZIP tax and insurance values are planning assumptions. County, municipality, assessment method, exemptions, property characteristics, insurer, coverage, and borrower circumstances may change actual amounts. Veteran property-tax exemptions are not applied automatically.
Enter the home price or refinance balance, down payment, interest-rate assumption, and term. Add a ZIP or state to estimate taxes and insurance, or enter those amounts yourself. Choose purchase, VA cash-out refinance, or IRRRL, then set first or subsequent use and funding-fee status. The result is an educational estimate—not a quote, approval, or commitment to lend.
Yes. Enter annual property tax and homeowners insurance, or type a ZIP or choose a state to prefill a location-adjusted planning assumption. Those figures are not the county bill or an insurance quote. Optional HOA dues are included when you enter them.
For most purchase and construction loans, the fee is 2.15%, 1.50%, or 1.25% of the base loan amount on first use, and 3.30%, 1.50%, or 1.25% on subsequent use, depending on the down-payment tier. VA cash-out refinance uses 2.15% (first use) or 3.30% (subsequent use). IRRRL is typically 0.50%. Exempt borrowers are estimated at 0%. Confirm current figures on VA.gov.
No. Under the schedule effective April 7, 2023, purchase and construction funding-fee rates are the same for Veterans, active-duty service members, National Guard members, and Reserve members. Service category does not change this estimate.
If you finance the fee, it is added to the loan balance and increases principal and interest. Paying it at closing keeps the financed loan lower and raises estimated cash to close. Ordinary closing costs are not treated as financeable into a VA purchase loan in this tool.
With $0 down, the payment is driven by the financed loan amount, rate assumption, term, taxes, insurance, and HOA. Eligible borrowers with sufficient entitlement may be able to purchase with $0 down, subject to lender qualification and property approval. Use the examples and calculator on this page for a closer estimate.
Eligible VA loans do not require monthly private mortgage insurance, even with little or no down payment. Most borrowers instead pay a one-time VA funding fee unless they are exempt. That fee can often be financed into the loan.
Borrowers with full entitlement do not have a VA loan limit based solely on entitlement. They still must qualify with the lender, and the property appraisal must support the transaction. County conforming limits can matter when entitlement is partial.
The VA does not establish a universal minimum credit score. Lenders may apply their own overlays. This calculator does not score credit, approve a loan, or assume a credit tier.
Yes. A U.S. ZIP maps to a state so the calculator can apply that state’s average property tax rate and a typical homeowners insurance assumption. Override the annual fields when you have property-specific amounts. Veteran property-tax exemptions are not applied automatically.
Yes. Financing increases the loan balance and monthly principal and interest. Paying cash raises estimated cash to close but keeps the financed loan smaller. This calculator lets you compare both treatments.
Extra principal is applied on top of the scheduled payment. It is not part of the contractually required housing payment, but it can shorten the term and reduce total interest. The amortization view shows the new payoff time and estimated interest saved.
VA-approved lender powered by Stride Bank, NMLS #466690.
Educational estimates only; personalized eligibility and pricing require lender review.
Not affiliated with the Department of Veterans Affairs or any government agency.
Last reviewed: September 2026
Use these related pages to compare eligibility, costs, payment strategy, and local VA loan context.